4235 Live Oak Ln · Houston, TX 77389

$35,000

2 bd · 1.0 ba · 896 sqft · Other · 37 Days on market

Built 2015 Average condition

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Why this score? — see what drove the D+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.1/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Condition / age +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks

Two bedroom, one bath mobile home. It has new paint, laminate flooring, all new light fixtures, ceiling fans, new vanity and a an A/C unit that has a transferrable warranty. Great outdoor space that has a little fence on each end so is great for a small dog to be able to sit outside. A porch and small deck as well as a two car carport. It is in a mobile home community so there is a $720 a month lot rent but that does include trash and water so just pay your electricity. It is a very economical mobile home and is in a great location within the park.

Key facts

• Laminate flooring
• New vanity
• A/c unit

Tags

• NEW PAINT
• LAMINATE FLOORING
• NEW LIGHT FIXTURES
• CEILING FANS
• NEW VANITY
• A/C UNIT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $35k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $992 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 40.3% vs local median 3.2% in Houston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#184 in TX, #4,771 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D, crime F.
• Klein ISD (suburban): math 41% / reading 48% proficiency, ranked #213 of 826 in TX (top 26%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 383 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 29,883 units permitted in Harris County in 2024 (8,621 in 5+ unit buildings).
• This rent is only 13% of the median local income ($141k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $242 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Harris County population projected at +47% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
7. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 4.46% ✓
• Cap rate: 40.30%
• Cash-on-cash: 121.45%
• DSCR: 6.40
• GRM: 1.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.94% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.70×
• Total profit: $55,875
• Equity at exit: $5,219

10-year hold

• IRR: —
• Equity multiple: 13.60×
• Total profit: $123,473
• Equity at exit: $3,026

Cash invested: $9,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 87 Strongly Landlord-Friendly
• State Texas: 87 Strongly Landlord-Friendly · R+5
• County: — inherits STATE
• City: — inherits STATE

3-day notice; statewide preemption; one of the fastest eviction climates; Travis County (Austin) slightly slower.

Methodology + full state rankings →

ZIP-level market 77389

• Rents YoY: 1.9%
• Active inventory: 383
• Price-to-rent: 1.9×

Monthly cashflow live

• Estimated rent: $1,562 high
• Mortgage (P&I): −$184
• Tax est. 1.5%: −$44 /mo · $525/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $992

Break-even live

Break-even rent $306

Max offer price $35,000

Occupancy floor 31%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $8,750
• Closing costs: $1,050
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4206 Pine Ln Spring, TX	2.0	2.0	700	$1,430	$2.04	4d	1	0.06mi
4209 Spring Stuebner Rd Unit 324 Spring, TX	1.0	1.0	695	$1,473	$2.12	8d	1	0.34mi
4209 Spring Stuebner Rd Unit 4224 Spring, TX	1.0	1.0	813	$1,372	$1.69	15d	1	0.34mi
4209 Spring Stuebner Rd Unit 1228 Spring, TX	1.0	1.0	695	$1,470	$2.12	3d	1	0.34mi
4209 Spring Stuebner Rd Unit 4224 Spring, TX	1.0	1.0	695	$1,512	$2.18	11d	1	0.34mi
4184 Falvel Shadow Creek Dr Spring, TX	1.0	1.0	813	$1,360	$1.67	44d	1	0.50mi
3609 Spring Stuebner Rd Spring, TX	1.0	1.0	661	$1,210	$1.83	24d	1	0.73mi
4114 Farm to Market 2920 Spring, TX	1.0–2.0	1.0–2.0	964	$2,146	$2.22	2d	24	1.03mi
3880 Farm to Market 2920 Spring, TX	1.0–3.0	1.0–2.0	1037	$1,996	$1.93	2d	29	1.06mi
3869 Farm to Market 2920 Unit 2920 Spring, TX	1.0	2.0	679	$1,340	$1.97	44d	1	1.16mi
3869 Farm to Market 2920 Unit 2920 Spring, TX	2.0	2.0	1056	$1,774	$1.68	24d	1	1.16mi
5251 Farm to Market 2920 Spring, TX	1.0	1.0	664	$1,030	$1.55	13d	1	1.37mi
21901 Gosling Rd Spring, TX	1.0–2.0	1.0–2.0	976	$2,985	$3.06	2d	39	1.39mi
22103 Gosling Rd Spring, TX	1.0–2.0	1.0–2.0	954	$1,800	$1.89	3d	29	1.40mi
21901 Gosling Rd Unit 21938 Spring, TX	2.0	2.0	1026	$2,368	$2.31	21d	1	1.41mi
5498 Farm to Market 2920 Unit 2920 Spring, TX	2.0	2.0	975	$1,419	$1.46	24d	1	1.45mi

Listing history 14 events

1. 2026-06-18
   days on market $35,000 Active 37 DOM
2. 2026-06-17
   days on market $35,000 Active 36 DOM
3. 2026-06-16
   days on market $35,000 Active 35 DOM
4. 2026-06-15
   days on market $35,000 Active 34 DOM
5. 2026-06-13
   days on market $35,000 Active 32 DOM
6. 2026-06-09
   days on market $35,000 Active 28 DOM
7. 2026-06-08
   days on market $35,000 Active 27 DOM
8. 2026-06-07
   days on market $35,000 Active 26 DOM
9. 2026-06-04
   days on market $35,000 Active 23 DOM
10. 2026-06-03
    days on market $35,000 Active 22 DOM
11. 2026-06-02
    days on market $35,000 Active 21 DOM
12. 2026-06-01
    days on market $35,000 Active 20 DOM
13. 2026-05-31
    days on market $35,000 Active 19 DOM
14. 2026-05-12
    listed $35,000 Active 554-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥110°F today · 21 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,740
• − Mortgage interest: −$1,961
• − Property taxes: −$525
• − Insurance: −$175
• − Repairs & maintenance: −$1,499
• − Management: −$1,499
• − Depreciation: −$1,018
• Taxable income: $12,063
• Est. tax owed @ 24.0%: −$2,895
• After-tax cash flow: $9,007/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 1 photo

Average 55/100 Cosmetic rehab

This mobile home has average interior walls and laminate flooring, with minor repairs needed. It has a new A/C unit and is in a mobile home community with a great location.

Repairs flagged

• Minor wallpaper — Peeling wallpaper on the walls
• Minor light fixtures — Older style light fixtures

Value-add opportunities

• Both new paint — Fresh paint can improve both resale and rental value
• Both new light fixtures — Modern light fixtures can enhance curb appeal and functionality
• Both new flooring — New laminate flooring can significantly boost both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
wallpaper · Peeling wallpaper on the walls	Minor	$500–3,000
light fixtures · Older style light fixtures	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both new paint — Fresh paint can improve both resale and rental value ↑
• Both new light fixtures — Modern light fixtures can enhance curb appeal and functionality ↑
• Both new flooring — New laminate flooring can significantly boost both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Klein ISD
• NCES district ID: 4825740
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 48% ▼ -3.00%
• Median HH income: $78,288
• Composite: 40.91/100
• National rank: #3615
• State rank: #213 of 826 in TX

Livability — Houston

• Score: 74/100
• State rank: #184
• US rank: #4771

Category grades

Amenities A+ Commute A Cost of living A+ Crime F Employment C Housing A+ Health & safety A- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Harris County · 4,702,590 people
• City population: 3,226,434
• Metro: Houston-The Woodlands-Sugar Land, TX
• Population (ZIP): 45,701
• Household income: $140,683
• Rent vs Own: 24.8% rent · 75.2% own
• Severe rent burden: 1191.0

Population outlook (Harris County) Hauer SSP2

• Today (2025): 5,571,493 people
• By 2030: 6,089,821 · +9.3%
• By 2040: 7,142,806 · +28.2%
• By 2050: 8,185,864 · +46.9%
• By 2075: 10,574,329 · +89.8%
• By 2100: 12,109,958 · +117.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 53% Hispanic / Latino 30% Two or more races 15% Black 7% Asian 6%
• Hispanic origin (detail): Mexican 19%
• Common ancestry: Lithuanian 3% Romanian 2% Italian 2%
• Foreign-born: 22% · Canada, Jamaica, China
• Languages at home: 69% English-only · Spanish 21% Other Indo-European 4% Russian/Polish/Slavic 1%

Political lean MEDSL · Harris

• 2024 margin: Lean D (+5.5) · D 52.0% · R 46.4% · Other 1.6%
• 2008→2024 swing: +3.9pp toward D · 2008: 1.6pp · 2024: 5.5pp
• All cycles: 2024: D+5.5 2020: D+13.3 2016: D+12.4 2012: D+0.1 2008: D+1.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -159.54%
• Current HPI: 236.5688
• Rent YoY: ▲ 1.94%
• Metro: Houston-The Woodlands-Sugar Land, TX
• State GDP YoY: ▲ 3.95%
• F500 in state: 110

Industry mix (Fortune 500 HQ in TX)

Industry	F500 HQs	Revenue
▸Energy	16	$1,198B
▸Technology	5	$198B
▸Engineering / Construction	4	$72B
▸Energy Services	3	$60B
▸Utilities	3	$41B
▸Healthcare	2	$330B

Price history

1 event — show timeline

• 2026-05-12 Listed $35,000 FSBO.com